MIAMI — The Miami Planning, Zoning and Appeals Board on Oct. 8 recommended denial, 5‑2, of a concurrent future‑land‑use map amendment and rezoning application affecting 840 SW 6th Ave and 601 SW 9th St in the Calle Ocho / Eighth Street commercial corridor.

Darren Murphy and Amber Forte of the City of Miami Planning Department presented the small‑scale future‑land‑use amendment (medium‑density restricted commercial to restricted commercial) and the rezone (T5‑L to T6‑8‑0). The applicant, Melissa Tapinez, representing Miami Automotive Retail Inc. and principal Mario Mercado, told the board the assemblage would allow Brickell Motors to consolidate dealerships and internalize vehicle storage and service space that is otherwise kept on offsite surface lots.

Tapinez asked the board to approve the changes, saying the planned redevelopment would support the neighborhood’s commercial character and the city’s transit‑oriented development aims. "I respectfully request your recommendation for approval," she told the board.

Planning staff noted the site is within a busy commercial corridor, within roughly two blocks of I‑95, and that previous rezonings have allowed vertical auto‑related facilities in the area. But staff also raised concerns about the loss of a T5‑L buffer between higher‑intensity commercial uses on Eighth Street and multifamily residential neighborhoods to the south.

Multiple board members expressed that the proposal would remove a functioning transitional buffer and set precedent for incremental intrusion of T6 intensities into areas intended to be protected by T5‑L. Members said the existing T5 buffer helps protect abutting multifamily (T4/R) uses and argued that allowing T6‑8‑0 at this location would erode the established succession of transect zones that Miami 21 is intended to maintain.

After public comment and extended board discussion about precedent and neighborhood protection, a motion to deny the future‑land‑use change and the rezone passed 5‑2. The board concluded the proposal did not comply with the comprehensive‑plan criteria regarding protection of adjacent residential character and transitional buffering. The matter will go to the City Commission with the board’s recommendation of denial.

The applicant said Brickell Motors aims to modernize its facilities and internalize service and inventory needs, arguing the area’s character supports continued automotive retail. The board’s concerns focused on the local transition from commercial corridors to lower‑intensity multifamily neighborhoods, rather than on the applicant’s operational needs.

The board recorded a recommendation of denial; City Commission review is required for a final decision.